1919 County Road 344 Loop · Milano, TX 76556

$109,900

4 bd · 2.0 ba · 1,676 sqft · Manufactured public records · 100 Days on market

Built 1990 0.82 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

Key facts

• Manufactured home
• Walk-in closet
• Flex room

Tags

• MANUFACTURED HOME
• FLEX ROOM
• WALK-IN CLOSET
• FRONT AND BACK PORCHES
• SURROUNDING COUNTRY VIEWS
• STRONG RENTAL OPPORTUNITY

Property features AI

Exterior

• Parking: Driveway; Parking for 5 vehicles
• Utilities: Electricity connected; Public water; Sewer connected (septic tank)
• Home design: Single-story home; Pillar/post/pier foundation; Resale property
• Construction: Built using HardiPlank-type siding; Metal roof
• Exterior features: Rear covered porch; Front porch; Exterior steps; Partial fencing; Barn(s); Moderate trees on the lot; Property has a view; Faces west

Interior

• Kitchen: Free-standing gas range
• Bedrooms: Four main-level bedrooms; Bedrooms include ceiling fans
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating; Ceiling fans for cooling; Wall/window cooling units
• Interior features: Open floorplan; Ceiling fans in multiple rooms; Walk-in closets; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,122 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: schools D+, crime F, amenities F.
• Milano ISD (rural): math 55% / reading 48% proficiency, ranked #334 of 1,141 in TX (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 77 units permitted in Milam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (2.0% local appreciation)).
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $110k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.12×
• Total profit: $34,595
• Equity at exit: $43,123

10-year hold

• IRR: 22.9%
• Equity multiple: 4.01×
• Total profit: $92,514
• Equity at exit: $61,926

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76556

• Home prices YoY: 2.1%
• Active inventory: 44
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $429

Break-even live

Break-even rent $830

Max offer price $109,900

Occupancy floor 64%

Sensitivity live

Price	-10% $491	-5% $460	+0% $429	+5% $398	+10% $367
Rent	-10% $320	-5% $375	+0% $429	+5% $483	+10% $537
Rate	-1.0pp $484	-0.5pp $457	base $429	+0.5pp $400	+1.0pp $371

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   statusdays on market $109,900 Pending 100 DOM
2. 2026-06-10
   days on market $109,900 Active Under Contract 98 DOM
3. 2026-06-08
   days on market $109,900 Active Under Contract 97 DOM
4. 2026-06-08
   days on market $109,900 Active Under Contract 96 DOM
5. 2026-06-05
   days on market $109,900 Active Under Contract 94 DOM
6. 2026-06-03
   days on market $109,900 Active Under Contract 92 DOM
7. 2026-06-02
   days on market $109,900 Active Under Contract 91 DOM
8. 2026-06-01
   days on market $109,900 Active Under Contract 90 DOM
9. 2026-05-31
   days on market $109,900 Active Under Contract 89 DOM
10. 2026-04-07
    historical Active Under Contract
11. 2026-03-03
    listed $109,900 Active
12. 2025-06-18
    soldstatus
13. 2025-06-16
    soldstatus Closed 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

14. 2025-06-09
    status Pending 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

15. 2025-05-22
    price $120,000 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

16. 2025-04-10
    price $150,000 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

17. 2025-03-25
    price $180,000 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

18. 2025-03-03
    listed $199,000 Active 780-char remark

    Show marketing remark (780 chars)

    Enjoy peaceful country living at this 3 bedroom, 2 bath single wide mobile home on nearly an acre of serene land. Located in an area with well-maintained properties, your escape offers a desirable setting with plenty of space for pets, entertaining or simply enjoying fresh air and natural beauty! Ideal for your gardening skills, outdoor activities or potential expansion. Enclosed porch for added space. Nice front porch and back porch for those morning and afternoon leisure activities like bird watching. Pole barn and storage container for storing needs. Affordable rural living to add all of your own unique touches. Don't miss out on this charming property! Contact an agent today to schedule a viewing. Home has the essential appliances included. Milano Water Corporation.

19. 2020-07-24
    soldstatus $18,000
20. 1997-10-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $407 · $34/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,604/yr (+$134/mo · 394.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,479
• − Mortgage interest: −$6,156
• − Property taxes: −$407
• − Insurance: −$550
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,197
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,298/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Milano ISD
• NCES district ID: 4830690
• Math proficiency: 55% ▲ 16.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $41,852
• Composite: 45.22/100
• National rank: #5772
• State rank: #334 of 1141 in TX

Livability — Milano

• Score: 59/100
• State rank: #1122
• US rank: #19791

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,928

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 1% French 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.96%
• Current HPI: 95.461
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+510.6% since first listed

11 events — show timeline

• 2026-04-07 Contingent — Unlock MLS
• 2026-03-03 Listed $109,900 Unlock MLS
• 2025-06-18 Sold (Public Records) — Public Records
• 2025-06-16 Sold (MLS) — BCSRMLS
• 2025-06-09 Pending — BCSRMLS
• 2025-05-22 Price Changed $120,000 BCSRMLS
• 2025-04-10 Price Changed $150,000 BCSRMLS
• 2025-03-25 Price Changed $180,000 BCSRMLS
• 2025-03-03 Listed $199,000 BCSRMLS
• 2020-07-24 Sold (Public Records) $18,000 Public Records
• 1997-10-01 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $407 · +11.3% YoY. Source: county tax records.